We are buying a apartment in Taplow. It might be a silly question but how we can trust a solicitor? At some point we have to put money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Taplow solicitor firms on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
After much negotiation I have agreed a price on a house in Taplow. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £200. Not long after, the property lawyer called me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Taplow?
Its becoming the norm that commercial conveyancing solicitors in Taplow will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Taplow. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Taplow.
For every commercial conveyancing transaction in Taplow it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Taplow commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Taplow.
3 months have elapsed following my purchase conveyancing in Taplow took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying a new build house in Taplow with a loan from Godiva Mortgages Ltd. The sellers would not move on the amount so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my lawyer about this extras as it will adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am thinking of appointing a conveyancing solicitor in Taplow for my sale. Is there any facility to review a firm’s complaints history with the legal regulator?
Members of the public can review presented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.
Can you provide any top tips for leasehold conveyancing in Taplow from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Taplow can be reduced if you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation needed by the buyers’ conveyancers. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share certificate. Arranging a duplicate share certificate is often a lengthy process and frustrates many a Taplow home move. Where a reissued share certificate is required, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. If you have had conflict with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unsettled. The majority of landlords or managing agents in Taplow levy fees for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Taplow.
I purchased a leasehold flat in Taplow, conveyancing was carried out in 2011. How much will my lease extension cost? Similar properties in Taplow with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2100
With 75 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.